County Building Permits

Washoe County Building Permit Guide (Unincorporated Area)

How to apply for a building permit in unincorporated Washoe County, Nevada. Permit authority, application steps, fees, and inspection requirements.

Nevada Updated March 2026

Permit Authority

All unincorporated areas of Washoe County, including Mogul, Verdi, Spanish Springs (unincorporated portions), Incline Village, Crystal Bay, and other outlying areas. Does NOT include incorporated cities of Reno or Sparks.

Department
Washoe County Building Program (Community Services Department)
Address
1001 E. Ninth Street, Reno, NV 89512
Phone
(775) 328-2020
Website
https://www.washoecounty.gov/building

Online Permit Portal

Open OneNV (ONE Regional Licensing and Permits)

Platform: Accela Citizen Access (ACA) • Account required: Yes • Submission: Online only

Application Process

  1. Determine if permit is required - Contact Building Program or review exemption list
  2. Verify zoning compliance - Contact Planning and Zoning at (775) 328-6100
  3. Create OneNV account - Register at https://www.onenv.us/
  4. Prepare required documents including completed permit application, site plan, construction plans, structural calculations (if applicable), engineered plans for specialty work, and Owner-Builder Affidavit (if applicable)
  5. Submit application online through OneNV portal
  6. Pay permit fees online or in-person
  7. Staff reviews for code compliance during plan review process
  8. Address any corrections and resubmit revised plans if needed
  9. Approved plans stamped, permit card issued upon permit issuance
  10. Begin construction within permit validity period

Typical processing time: Simple permits (EZ Permits): 1-3 business days; Residential projects: 2-4 weeks; Commercial projects: 4-8 weeks; Complex commercial: 8-12+ weeks

Source: Washoe County Building Program (Community Services Department)

General Requirements

New construction (residential and commercial)Additions and alterationsStructural modificationsElectrical, plumbing, and mechanical workRoofing (re-roof and new)Fences over 6 feetRetaining walls over 4 feetSwimming pools and spasDecks and patios (attached or over 200 sq ft)Accessory structures over 200 sq ftDemolitionChange of occupancy

Required Documents

  • Completed building permit application
  • Site plan showing setbacks and property lines
  • Building plans (floor plans, elevations, sections)
  • Foundation plans
  • Structural calculations
  • Energy calculations (ResCheck/ComCheck)
  • Special Inspection Agreement (commercial)
  • Structural Observation Agreement (commercial)
  • Contractor license verification
  • Owner-Builder Affidavit (if owner-builder)
Permit validity
Permits expire 180 days after issuance if no inspections are approved. Each approved inspection resets the 180-day clock. Extensions may be requested in writing.
Building code
2024 International Building Code (IBC), 2024 International Residential Code (IRC), 2024 International Existing Building Code (IEBC), 2024 International Energy Conservation Code (IECC), 2024 International Fuel Gas Code (IFGC), 2024 International Mechanical Code (IMC), 2024 Uniform Plumbing Code (UPC), 2024 Uniform Mechanical Code (UMC), 2023 National Electrical Code (NEC), 2024 International Wildland-Urban Interface Code (IWUIC), 2024 International Swimming Pool and Spa Code (ISPSC), 2024 Northern Nevada Amendments (NNICC). Grace period ended January 1, 2026. All new submittals must comply with 2024 codes.
Owner-builder
Property owner may act as own general contractor. Must file Owner-Builder Affidavit of Exemption with NSCB. Must submit exemption to Building Department with permit application. Owner may not sell or lease property within 1 year of completion. Must directly supervise construction. All subcontractors must be NSCB-licensed. Owner assumes full legal responsibility for project.
Contractor requirements
All contractors must be licensed by NSCB for work valued at $1,000 or more. License verification required at permit application. Contractors must have proper classification for work being performed. All subcontractors must be licensed.

Fees

Plan check fee
Charged as percentage of building permit fee
Permit fee formula
Building permit fees based on project valuation (total cost of labor and materials). Includes electrical, gas, mechanical, plumbing equipment. Valuation set by Building Official if underestimated.
Payment note
All fees must be paid before permit issuance.

Fees change. Verify current amounts at the official fee schedule.

Work That Does NOT Require a Permit

  • One-story detached accessory structures (sheds, playhouses) 200 sq ft or less (must meet setbacks)
  • Fences 6 feet or less in height
  • Retaining walls 4 feet or less in height (measured from bottom of footing)
  • Painting, papering, and similar finish work
  • Floor covering replacement
  • Cabinet replacement (non-structural)
  • Molding and trim installation
  • Residential light fixture replacement (like-for-like)
  • Plumbing fixture replacement (like-for-like)
  • Repairing leaks and clearing stoppages without altering plumbing
  • Minor repairs using similar materials (under $2,500 valuation)

Important: Exemptions apply to building permits only. Zoning compliance, HOA requirements, and other permits may still apply. Always verify with Planning and Zoning at (775) 328-6100.

Inspections

How to Schedule

  • OneNV portal (online)
  • (775) 328-2020 (phone)
Scheduling deadline
Inspections must be scheduled at least 24 hours in advance
Inspection hours
Monday-Friday
Time windows
Specific time windows vary by inspector

Typical inspection sequence: Typical Residential Sequence: 1) Foundation/Trench, 2) Framing, 3) Rough electrical, plumbing, mechanical, 4) Insulation, 5) Final. Commercial projects require special inspections and structural observation.

Additional Resources

Information on this page was last verified: March 2026. Permit rules and fees change — confirm current requirements directly with the Washoe County Building Program (Community Services Department) before applying.

Need help with your project?

Navigating permits in Unincorporated Washoe County can be complicated.

Jaspector connects you with local experts who can review your scope, verify your contractor, and help you understand what permits your project actually needs.

Learn how Jaspector works
Important: This page is an educational resource provided by jaspector.com. It is not legal advice, and it does not substitute for official guidance from the permit authority listed above. Permit requirements, fees, and processes change frequently. Always verify current requirements directly with the issuing department before beginning any construction project. Use of this page does not create an attorney-client relationship. Jaspector assumes no liability for any outcomes arising from reliance on this information.
← Back to Washoe County permit guides